SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

FORM 10-Q

QUARTERLY REPORT UNDER SECTION 13 OR 15(d) OF THE
SECURITIES EXCHANGE ACT OF 1934

For the Quarter Ended September 30, 2003 Commission File No. 0-16701


UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND II,
a Michigan Limited Partnership
(Exact name of registrant as specified in its charter)

MICHIGAN
38-2702802
(State or other jurisdiction of (I.R.S. employer
incorporation or organization)identification number)

280 Daines Street, Birmingham, Michigan 48009
(Address of principal executive offices) (Zip Code)

(248) 645-9261
(Registrant's telephone number, including area code)

Securities registered pursuant to Section 12(g) of the Act: units of limited partnership interest


Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.

Yes [X]     No [ ]


UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND II,
A MICHIGAN LIMITED PARTNERSHIP

INDEX

Page
ITEM 1. FINANCIAL STATEMENTS
Balance Sheets
September 30, 2003(Unaudited) and
December 31, 2002 3
Statements of Income
Nine months ended September 30, 2003 and 2002(Unaudited)
Three months ended September 30, 2003
and 2002(Unaudited) 4
Statement of Partners' Equity
Nine months ended September 30, 2003(Unaudited) 4
Statements of Cash Flows
Nine months ended September 30, 2003
and 2002(Unaudited) 5
Notes to Financial Statements
September 30, 2003(Unaudited) 6
ITEM 2. MANAGEMENT'S DISCUSSION AND ANALYSIS
OF FINANCIAL CONDITION AND RESULTS
OF OPERATIONS 7
ITEM 3. QUANTITATIVE AND QUALITATIVE
DISCLOSURES ABOUT MARKET RISK 10
ITEM 4.CONTROLS AND PROCEDURES 10

PART II      OTHER INFORMATION                                        
ITEM 6. EXHIBITS AND REPORTS ON FORM 8-K            10

UNIPROP MANUFACTURED HOUSING COMMUNITIES INCOME FUND II,
A MICHIGAN LIMITED PARTNERSHIP

NOTES TO FINANCIAL STATEMENTS

September 30, 2003(Unaudited)

1. Basis of Presentation:

The accompanying unaudited 2003 financial statements have been prepared in accordance with generally accepted accounting principles for interim financial information and with the instructions to Form 10-Q and Article 10 of Regulation S-X. Accordingly, they do not include all of the information and footnotes required by generally accepted accounting principles for complete financial statements. In the opinion of management, all adjustments (consisting of normal recurring accruals) considered necessary for a fair presentation have been included. The balance sheet at December 31, 2002 has been derived from the audited financial statements at that date. Operating results for the nine months ended September 30, 2003 are not necessarily indicative of the results that may be expected for the year ending December 31, 2003, or for any other interim period. For further information, refer to the consolidated financial statements and footnotes thereto included in the Partnership's Form 10-K for the year ended December 31, 2002.

MANAGEMENT'S DISCUSSION AND ANALYSIS OF
FINANCIAL CONDITION AND RESULTS OF OPERATIONS

Capital Resources

The Partnership's capital resources consist primarily of its nine manufactured home communities. On August 20, 1998, the Partnership refinanced seven of its nine properties with GMAC Commercial Mortgage Corporation (the "Refinancing").

Liquidity

As a result of the Refinancing, seven of the Partnership's nine properties are mortgaged. At the time of the Refinancing, the aggregate principal amount due under the seven mortgage notes was $30,000,000 and the aggregate fair market value of the Partnership's mortgaged properties was $66,000,000. The Partnership expects to meet its short-term liquidity needs generally through its working capital provided by operating activities.

Partnership liquidity is based, in part, upon its investment strategy. Upon acquisition, the Partnership anticipated owning the properties for seven to ten years. All of the properties have been owned by the Partnership for more than ten years. The General Partner may elect to have the Partnership own the properties for as long as, in the opinion of the General Partner, it is in the best interest of the Partnership to do so.

Net Cash from Operations totaled $902,644 and $874,768 for the quarters ended September 30, 2003 and 2002, respectively. Net Cash from Operations is defined as net income computed in accordance with generally accepted accounting principals ("GAAP"), plus real estate related depreciation and amortization. Net Cash from Operations does not represent cash generated from operating activities in accordance with GAAP and is not necessarily indicative of cash available to fund cash needs. Net Cash from Operations should not be considered as an alternative to net income as the primary indicator of the Partnership's operating performance nor as an alternative to cash flow as a measure of liquidity. From Net Cash from Operations the General Partner has decided to distribute $759,779, or $.23 per unit, to the unit holders during the quarter ending September 30, 2003. The General Partner will continue to monitor cash flow generated by the Partnership's nine properties during the coming quarters. If cash flow generated is greater or lesser than the amount needed to maintain the current distribution level, the General Partner may elect to reduce or increase the level of future distributions paid to Unit Holders.

While the Partnership is not required to maintain a working capital reserve, the Partnership has not distributed all the Distributable Cash from Operations in order to build reserves. As of September 30, 2003, the Partnership's cash reserves amounted to $3,025,734.

Results of Operations

Overall, as illustrated in the following table, the Partnership's nine properties reported combined occupancy of 78% at the end of September 2003, versus 82% for September 2002. The average monthly homesite rent as of September 30, 2003 was approximately $397, versus $382, an increase of 4% from September 2002.

Total
Capacity		Occupied
Sites 		Occupancy
Rate		Average
Rent*
Ardmor Village 339 306 90% 388
Camelot Manor 335 255 76% 374
Country Roads 311 230 74% 271
Dutch Hills 278 250 90% 372
El Adobe 367 269 73% 450
Paradise Village 614 361 59% 335
Stonegate Manor 308 236 77% 372
Sunshine Village 356 334 94% 493
West Valley 421 339 81% 512
Total on 9/30/03:3,3292,58078% $397
Total on 9/30/02:3,3292,73582% $382
*Not a weighted average

Gross Revenues Net Income
9/30/03 9/30/02 9/30/03 9/30/02
Ardmor Village $ 489,779 $ 424,075 $ 206,728 $ 184,097
Camelot Manor 329,917 308,861 112,297 122,594
Country Roads 214,006 203,426 85,130 90,515
Dutch Hills 318,059 352,476 148,999 129,161
El Adobe 401,153 387,119 193,537 182,444
Paradise Village 439,015 439,567 81,409 63,642
Stonegate Manor 300,631 305,257 103,608 120,744
Sunshine Village 605,727 548,944 272,019 277,063
West Valley 573,533 524,898 327,846 325,209
3,671,820 3,494,623 1,531,573 1,495,469
Partnership Management: 3,034 7,672 (70,652) (43,045)
Other Non Recurring expenses: ----- ---- (102,728) (114,888)
Debt Service (455,549) (462,768)
Depreciation and Amortization ----- ---- (445,964) (443,134)
$3,674,854 $3,502,295 $456,680 $431,634

Comparison of Nine Months and Quarter Ended September 30, 2003 to Nine Months and Quarter Ended September 30, 2002

Gross revenues for the first nine months of 2003 increased to $10,681,641 as compared to $10,228,965 for the same nine months of 2002. Gross revenues for the quarter ended September 30, 2003 increased to $3,674,854, as compared to $3,502,295 the same three months of 2002. The increase was the result of the increase in home sales income.

As described in the Statements of Income, Total Operating Expenses for the first nine months of 2003 were $9,070,880 a 5% increase from $8,639,444 for the same nine months of 2002. Total Operating Expenses for the three months ended September 30, 2003 increased $147,513, to $3,218,174 compared to $3,070,661 in 2002.

As a result of the aforementioned factors, Net Income for the nine month period increased to $1,610,761, compared to $1,589,521 in 2002. Net Income for the three months ended September 30, 2003 increased to $456,680 compared to $431,634 for the same three months of 2002, a 5.8% increase.

ITEM 3.

QUANTITATIVE AND QUALITATIVE
DISCLOSURES ABOUT MARKET RISK

The Partnership is exposed to interest rate rise primarily through its borrowing activities. There is inherent roll over risk for borrowings as they mature and are renewed at current market rates. The extent of this risk is not quantifiable or predictable because of the variability of future interest rates and the Partnership's future financing requirements.

       Note Payable: At September 30, 2003 the Partnership had a note payable outstanding in the amount of $27,936,663. Interest on this note is at a fixed annual rate of 6.37% through March 2009.

The Partnership does not enter into financial instruments transactions for trading or other speculative purposes or to manage its interest rate exposure

ITEM 4. Controls and Procedures

Evaluation of Disclosure Controls and Procedures

       The General Partner and Principal Financial Officer have reviewed and evaluated the effectiveness of our disclosure controls and procedures (as defined in Exchange Act Rules 240.13a-14(c) and 15d-14(c)) as of a date within 90 days before the filing date of this quarterly report. Based on that evaluation, The General Partner and Principal Financial Officer the have concluded that our current disclosure controls and procedures are effective and timely, providing them with material information relating to us required to be disclosed in the reports we file or submit under the Exchange Act.

Changes in Internal Controls

       There have not been any significant changes in our internal controls or in other factors that could significantly affect these controls subsequent to the date of their evaluation. We are not aware of any significant deficiencies or material weaknesses, therefore no corrective actions were taken.

PART II - OTHER INFORMATION

ITEM 5. Reports of Form 8-K

(A) Reports of Form 8-K
There were no reports filed on Form 8-K during
the three months ended September 30, 2003.

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the Registrant has duly caused this report to be signed on its behalf by the undersigned. We the undersigned certify to the best of our knowledge neither the report nor the financial statements therein, contain any untrue statements of material fact. The financial information included in the report fairly represents the financial condition and result of operations for the periods presented herein. 

                                       
                                       Uniprop Manufactured Housing
                                       Communities Income Fund II,
                                       A Michigan Limited Partnership

                                       BY: Genesis Associates Limited Partnership,
                                           General Partner

				       BY: Uniprop, Inc.,
				           its Managing General Partner
                                 
                                       BY: /s/ Paul M. Zlotoff

                                           Paul M. Zlotoff, General Partner

                                       BY: /s/ Gloria A. Koster

                                           Gloria A. Koster, Principal Financial Officer

Dated: November 12, 2003 

CERTIFICATION PURSUANT TO
 18 U.S.C. SECTION 1350, AS ADOPTED PURSUANT TO
SECTION 906 OF THE SARBANES-OXLEY ACT OF 2002
 



In connection with the Quarterly Report of Uniprop Manufactured Housing Income Fund II (the 
"Partnership") on Form 10-Q for the period ending September  30, 2003 as filed with the Securities and 
Exchange Commission on the date hereof (the "Report"),  I, Paul M Zlotoff, General Partner of the 
Partnership, Gloria A. Koster, Principal Financial Officer certify, pursuant to U.S.C. ss. 1350, as 
adopted pursuant to ss. 906 of the Sarbanes-Oxley Act of 2002, that:

(1) The Report fully complies with the requirements of section 13(a) or 15(d) of the Securities 
Exchange Act of 1934; and

(2) The information contained in the Report fairly presents, in all material respects, the financial 
condition and results of operations of the Company as of September 30, 2003.

Genesis Associates Limited Partnership,
General Partner

/s/ Paul M. Zlotoff
__________________________

By: Paul M. Zlotoff, its' General Partner

/s/ Gloria A. Koster
__________________________
By: Gloria A. Koster, its Principal Financial Officer



CERTIFICATION PURSUANT TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002



   I, Paul M Zlotoff, certify that:

1. I have reviewed this quarterly report on Form 10-Q of Uniprop Manufactured Housing Income Fund II;

2. Based on my knowledge, this quarterly report does not contain any untrue statement of a material 
fact or omit to state a material fact necessary to make the statements made, in light of the 
circumstances under which such statements were made, not misleading with respect to the period covered by 
the quarterly report;

3. Based on my knowledge, the financial statements, and other financial information included in this 
quarterly report, fairly present in all material respects the financial condition, results of operations 
and cash flows of the registrant as of, and for, the periods presented in this quarterly report;

4. The registrant's other certifying officers and I are responsible for establishing and maintaining 
disclosure controls and procedures (as defined in Exchange Act Rules 13a-14 and 15d-14) for the 
registrant and we have:

a) designed such disclosure controls and procedures to ensure that material information relating to 
the registrant, including its consolidated subsidiaries, is made known to us by others within those 
entities, particularly during the period in which this quarterly report  is being prepared;
b) evaluated the effectiveness of the registrant's disclosure controls and procedures as of a date 
within 90 days prior to the filing date of this quarterly report (the "Evaluation Date"); and
c) presented in this quarterly report our conclusions about the effectiveness of the of the 
disclosure controls and procedures based on our evaluation as of the Evaluation Date;

5. The registrant's other certifying officers and I have disclosed, based on our most recent    
evaluation, to the registrant's auditors and the audit committee of registrant's board of directors (or 
persons performing the equivalent function):
                 
a) all significant deficiencies in the design or operation of internal controls which could 
adversely affect the registrant's ability to record, process, summarize and report financial data and 
have identified for the registrant's auditors any material weaknesses in internal controls; and
b) any fraud, whether or not material, that involves management or other employees who have a 
significant  role in the registrant's internal controls; and

6. The Registrant's other certifying officers and I have indicated in this quarterly report whether 
or not there were significant changes in internal controls or in other factors that could significantly 
affect internal controls subsequent to the date of our most recent evaluation, including any corrective 
actions with regard to significant deficiencies and material weaknesses.

Date: November 12, 2003                            Signature: /s/ Paul M. Zlotoff

                                                   Paul M. Zlotoff, Principal Executive Officer
                                                   President & Director of Genesis Associates
                                                   It's General Partner


	                                

CERTIFICATION PURSUANT TO SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002



   I, Gloria A. Koster, certify that:

1. I have reviewed this quarterly report on Form 10-Q of Uniprop Manufactured Housing                
Income Fund II;

2. Based on my knowledge, this quarterly report does not contain any untrue statement of a material 
fact or omit to state a material fact necessary to make the statements made, in light of the 
circumstances under which such statements were made, not misleading with respect to the period covered by 
the quarterly report;

3. Based on my knowledge, the financial statements, and other financial information included in this 
quarterly report, fairly present in all material respects the financial condition, results of operations 
and cash flows of the registrant as of, and for, the periods presented in this quarterly report;

4. The registrant's other certifying officers and I are responsible for establishing and maintaining 
disclosure controls and procedures (as defined in Exchange Act Rules 13a-14 and 15d-14) for the 
registrant and we have:

a. designed such disclosure controls and procedures to ensure that material information relating to 
the registrant, including its consolidated subsidiaries, is made known to us by others within those 
entities, particularly during the period in which this quarterly report  is being prepared;
b. evaluated the effectiveness of the registrant's disclosure controls and procedures as of a date 
within 90 days prior to the filing date of this quarterly report (the "Evaluation Date"); and
c. presented in this quarterly report our conclusions about the effectiveness of the of the 
disclosure controls and procedures based on our evaluation as the Evaluation Date.

5. The registrant's other certifying officers and I have disclosed, based on our most recent 
evaluation, to the registrant's auditors and the audit committee of registrant's board of directors (or 
persons performing the equivalent function):
                 
a. all significant deficiencies in the design or operation of internal controls which could 
adversely affect the registrant's ability to record, process, summarize and report financial data and 
have identified for the registrant's auditors any material weaknesses in internal controls; and
b. any fraud, whether or not material, that involves management or other employees who have a 
significant  role in the registrant's internal controls; and

6. The Registrant's other certifying officers and I have indicated in this quarterly report whether 
or not there were significant changes in internal controls or in other factors that could significantly 
affect internal controls subsequent to the date of our most recent evaluation, including any corrective 
actions with regard to significant deficiencies and material weaknesses.

Date: November 12, 2003                                     Signature: /s/ Gloria A. Koster
                                                            Gloria A. Koster, Chief Financial Officer